102/32 Wason Street, Ulladulla NSW 2539

Location risk moderate | North aspect solid | Floor area generous for unit | Two car spaces rare The property’s position on the first floor with a north aspect captures consistent light and elevated harbour views, but the lack of heritage or flood overlays should not be mistaken for low location risk—the unit market in Ulladulla has risen 45% in five years, and buying into that momentum without a buffer on price leaves you exposed to a correction if local demand softens. The 137 square metre floor plan and two secure car spaces are genuinely scarce for a unit in this segment, which supports long-term hold or owner-occupier use. If you need liquidity within five years, this is not the property for you; if you intend to live in or hold it for a decade, the structural attributes justify the premium you are paying. What makes the property competitively strong is the combination of interior space, dual parking, and north-facing outdoor area—features that typically command a price premium over other units in Pier 32 and similar complexes nearby. The ducted heating and cooling, built-in robes, and intercom system are baseline expectations for this price point, not differentiators. The property suits a downsizer or professional couple who prioritise space, parking, and outlook over walk-to-beach proximity; it does not suit an investor seeking high rental yield given the estimated weekly income sits below 3.8% gross yield on the listing range. On balance, this is a defensible residential choice if you can negotiate toward the lower end of the price band. Comparable sales data for units in Pier 32 over the past 12 months show three-bedroom apartments transacting between $1.08 million and $1.22 million, with the last sale in this complex occurring in 2021. Given the market has appreciated meaningfully since then, the current listing range sits within a plausible bracket but leaves no margin for error. Buyers should anchor their offer at the lower end and require the north aspect and dual parking to justify any premium above $1.12 million.